The following zoning districts are existing underlying districts for the Pine Valley Overlay Zone. The C-2 Highway Commercial Zone (C-2) and C-3 General Commercial Zone (C-3) are limited to the existing zoned parcels and will not be allowed for future zone changes. Any newly proposed commercial parcels, if rezoned, shall be Neighborhood Commercial. Manufacturing and Industrial zoning and uses are prohibited. Commercial campgrounds and commercial recreation including but not limited to lodges and dude ranches, fractionalized ownership, and Planned Developments for Short Term Rentals (STR) uses are prohibited in all zoning districts. Agricultural Tourism is only allowed in the RA Districts on lots that are 10 acres or greater. Other zoning districts allowed in Washington County may be considered though the zoning amendment process established in the Washington County Code, by seeking an amendment to the PVOZ, so long as the proposed zoning meets the minimum lot size requirements and intent of this overlay zone.
A-5 (AGRICULTURAL 5 ACRE MINIMUM LOT SIZE ZONE):
The purpose of this zone is to preserve appropriate areas for permanent agricultural uses. Permitted and conditional uses for this district are found in Titles 10-7-2 and 10-7-3.
A-20 (AGRICULTURAL 20 ACRE MINIMUM LOT SIZE ZONE):
The purpose of this zone is to preserve appropriate areas for permanent agricultural uses. Permitted and conditional uses for this district are found in Titles 10-7-2 and 10-7-3.
C-2 (HIGHWAY COMMERCIAL ZONE):
Commercially zoned property currently existing and located within the Pine Valley Overlay Zone shall be oriented toward the community needs and for essential services to its residents, and for their health and safety. All future commercial uses shall be community focused. Tourist uses shall be ancillary to the community Neighborhood Commercial uses.
The scale and design of the commercial uses shall be in harmony with the surrounding uses. Permitted uses for this district are found in Title 10-10-2. Prohibited commercial uses within the Pine Valley Overlay Zone include the following:
Athletic Clubs
Automobile, new or used sales and service
Automobile rental
Automobile repair including paint, body, fender, brake, muffler, upholstery, or transmission (completely enclosed building)
Bank or financial institution
Boat sales and service
Car wash
Convenience markets in conjunction with gas stations, or stand alone, with the exception of a county store defined by this overlay code, which is permitted.
Gas station
Laundry or dry cleaners, laundromat
Liquor store
Manufactured home sales lot and service
Mortuary
Pharmacy
Recreational vehicle parks
Shuttle service
Theatre
Tire sales and service
Trailer sales and service
Truck terminal
To maintain the rural nature of the Pine Valley community, additional commercially zoned property and uses is strongly discouraged.
C-3 (GENERAL COMMERCIAL ZONE):
Commercially zoned property currently existing and located within the Pine Valley Overlay Zone shall be oriented toward local community needs, for essential services to its residents, and for their health and safety. All future commercial uses shall be community focused. Tourist uses shall be ancillary to the community Neighborhood Commercial uses.
The scale and design of the commercial uses shall be in harmony with the surrounding uses. To maintain the rural nature of the Pine Valley community, additional commercially zoned property and uses is strongly discouraged. Permitted uses for this district are found in Title 10-10-2. Prohibited commercial uses within the Pine Valley Overlay Zone include the following:
Athletic clubs
Automobile, new or used sales and service
Automobile rental
Automobile repair including paint, body, fender, brake, muffler, upholstery, or transmission (completely enclosed building)
Bank or financial institution
Boat sales and service
Building materials sales
Car wash
Coal and fuel sales
Convenience markets in conjunction with gas stations, or stand alone, with the exception of a country store defined by the overlay code, which is permitted
Department store
Employment agency
Gas station
Health club
Laboratory, dental or medical
Laundry
Liquor store
Lumberyard
Manufactured home sales lot and service
Mortuary
Pawn shop
Pharmacy
Recreational vehicle parks
Rental agency for home and garden equipment
Shuttle service
Sign sales
Storage rental units
Theatre
Tire recapping or retreading
Tire sales and service
Trailer sales and service
Truck terminal
To maintain the rural nature of the Pine Valley community, any additional commercially zoned property and uses, including Neighborhood Commercial is strongly discouraged.
FR-13.5 (FOREST RESIDENTIAL 13,500 SQUARE FOOT MINIMUM LOT SIZE ZONE):
The purpose of this zone is to permit the necessary development of identified mountain areas for non-commercial recreation, seasonal residential living, and other activities to the extent compatible with the protection of the natural and scenic resources of the areas for the benefit of present and future generations (Ord. 2018-1120-O, 8-21-2018). Permitted and conditional uses for this district are found in Title 10-8A-2 and 10-8A-3.
FR-1 (FOREST RESIDENTIAL 1 ACRE MINIMUM LOT SIZE ZONE):
The purpose of this zone is to permit the necessary development of identified mountain areas for non-commercial recreation, seasonal residential living, and other activities to the extent compatible with the protection of the natural and scenic resources of the areas for the benefit of present and future generations (Ord. 2018-1120-O, 8-21-2018). Permitted and conditional uses for this district are found in Title 10-8A-2 and 10-8A-3.
FR-5 (FOREST RESIDENTIAL 5 ACRE MINIMUM LOT SIZE ZONE):
The purpose of this zone is to permit the necessary development of identified mountain areas for non-commercial recreation, seasonal residential living, and other activities to the extent compatible with the protection of the natural and scenic resources of the areas for the benefit of present and future generations (Ord. 2018-1120-O, 8-21-2018). Permitted and conditional uses for this district are found in Title 10-8A-2 and 10-8A-3.
OSC-20 (OPEN SPACE CONSERVATION 20 ACRE MINIMUM LOT SIZE ZONE):
The purpose of this zone is to permit the use of open space land within the county for uses compatible with the protection of the natural and scenic resources of the county for the benefit of present and future generations (Ord. 2001-815-O, 12-17-2001. eff. 12-17-2001; and 2004 Code) This zoning designation with the Pine Valley Overlay is to allow for the preservation of the Pine Valley Meadows. No development is allowed within this zoning district. Permitted uses for this district are found in Title 10-6A-2. The conditional uses described in 10-6A-3 are not permitted in the Pine Valley Overlay Zone.
OST-20 (OPEN SPACE TRANSITION 20 ACRE MINIMUM LOT SIZE ZONE):
RA-1 (RESIDENTIAL AGRICULTURAL 1 ACRE MINIMUM LOT SIZE ZONE):
RA-2.5 (RESIDENTIAL AGRICULTURAL 2.5 ACRE MINIMUM LOT SIZE ZONE):
RA-5 (RESIDENTIAL AGRICULTURAL 5 ACRE MINIMUM LOT SIZE ZONE):
RE-20 (RESIDENTIAL ESTATE 20,000 SQUARE FOOT MINIMUM LOT SIZE ZONE):
The purpose of this zone is to provide permanent area for small farms, hobby farms and limited agricultural development for personal use (Ord. 2018-1120-O, 8-21-2018).
RE-40 (RESIDENTIAL ESTATE 40,000 SQUARE FOOT MINIMUM LOT SIZE ZONE):
The purpose of this zone is to provide permanent area for small farms, hobby farms and limited agricultural development for personal use
(Ord. 2018-1120-O, 8-21-2018; amd. Ord. 2022-1214-O, 7-19-2022).